CASH Society's concerns:

On January 8, 2009, Housing & Social Development Minister Coleman signed the Ministerial Order (No. M 008) amending the BC Building Code effective April 6, 2009, to allow for the construction of 6 storey wood frame construction as previously announced.

Based on our own concerns and those expressed by members of the professionals groups involved, the Consumer Advocacy and Support for Homeowners (CASH) Society believes that the residential construction sector is unprepared for implementation this April, and perhaps even April of 2010.

"We do not support this amendment at this time. It appears that this government learned nothing from the leaky condo disaster and the use and application of unproven technologies" said John Grasty, president of CASH Society.

The experience of 6 storey wood-frame building in other jurisdictions, with arbitrary estimations, different assumptions, conditions, materials, methods, etc., should offer opportunities to learn from but shouldn't be relied upon without rigorous localized testing in BC.

Grasty added, "CASH Society believes that the training, testing, qualifying, etc., of professionals and trades can only start following the approval of locally verified processes, durable designs and materials, and strict quality standards."

Safe construction processes for 6-storey wood frame construction will remain unproven until all experimental projects, such as thorough seismic testing or fire trials for full compartmentation system assemblies, have been completed, and the revisions made and finally signed off by the professional bodies responsible for overseeing.

The latest conflagration of a condo development in Surrey happened during these consultations and should act as a harsh message for the industry stakeholders to consider.  What early measures will be adopted in the process for the sprinkler system to be installed and monitored in combustible construction?

Given the number of pre-existing problems with 4 storey wood-frame construction that remains unaddressed, CASH Society is worried that homeowners are left exposed to even more risk, when even the current risk to life and property and the current capabilities in dealing with the risk is unknown.

"The wall board 'fire rating' is degraded when the panels are installed horizontally rather than vertically and midway on wall studs. Shrinkage, caused by the materials (including moisture in wood) and methods used, is already one of the most common deficiencies in 4 storey wood frame construction", said CASH Society's Vice President, Dan Hall.

The cost and burdens of shrinkage remediation has been left to the means of homeowners (there is no warranty coverage at the present time for splits in walls and cracks in ceilings etc.), and is not currently measured or reported.

To provide homeowners adequate coverage and protection from the extra shrinkage which can now be expected, changes to the 2-5-10 Warranty Insurance program are required.

Building Policy Advisory Committee: Summary of a discussion held by members